Custom Cabinets in C Class Rental?

9 Replies

Just got a single family 3/1, 1100 sqft property under contract and starting to get beds from contractors. It’s a relatively inexpensive property in south TX in a B/C class neighborhood. Want to do a low-end kitchen update including inexpensive counter tops and replacing hardware on cabinetry and repainting them. First contractor to walk property made a big stink about how the cabinets weren’t worth salvaging and how he could conveniently get one of his guys who does custom cabinet work in for a complete re-do. Wanted to get other thoughts on this, getting at least two other bids on the work at the moment.

@Matt Davis if the cabinets work, are reasonably durable, and have a decent configuration, I don’t see any reason not to paint them and add new hardware and a new top.

Older cabinets are much better made than new (cheap) ones, and even the new cheap ones are never that cheap.

If they are in rough shape or have an awful layout, I would look at RTA cabinets. Most are made out of real plywood (not pressboard).

You can always ask what his cabinet guy will charge... maybe they can make them cheap ???

@Mike McCarthy Thanks for the advice, still asking him to bid out labor/materials for the suggested work. He seems to be an honest contractor in the area (per referrals), but does work mostly with retail renovations and flips so will try to reiterate that we don't want to over-upgrade. 

Thanks for the RTA suggestion, will look into it. 

One of his guys can make custom cabinets is a VERY fluffy description re quality of workmanship, materials, design, hardware, finish, etc....

Seems risky, and custom cabinets in a rental is like a Rolls Royce hood ornament on a Ford Escort.

Just my 2 cents.

@Matt Davis I cannot see a reason to replace cabinets unless you are moving them around or redesigning the kitchen. or they are broken. Paint helps enormously. If the interiors look yucky paint inside too. High gloss so it wipes clean. you can order new doors online but yours look fine. We have replaced drawer guides before. You can get new hinges. or if you have a drill press make indentions for European concealed hinges. The countertop is what matters most aesthetically if the cabinets are functioning and painted and there are beautiful preformed laminate choices at box stores.

@Matt Davis that's a big NO, definitely not in a B/C rental, won't return the $2-4k you'll be putting into it. Unless there is water damage, they look fine, like others says repaint, hardware, and countertop delaminated/surfaced. Sink is done, renters expect shallow double sinks, everything else is over processing waste.

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